Airbnb Rules in Florida: Complete 2025 Compliance Guide for Property Managers and Hosts

Florida remains one of the most influential hubs for short-term rentals, drawing over a hundred million visitors each year and supporting a rapidly growing short-term rental industry. But despite Florida’s reputation for flexibility, hosts must still work through a maze of short-term rental laws spanning state statutes, local authorities, municipal ordinances, and compliance obligations tied to taxes, licensing and zoning. This guide focuses exclusively on the short-term rental regulations that shape how hosts operate within the state of Florida, helping you understand the legal framework rather than marketing or property-management strategies.

What this guide covers:

This comprehensive compliance resource explains definitions and statewide frameworks that guide Florida short-term rental businesses, licensing requirements, taxes specific to transient public lodging establishments, local short-term rental laws and common challenges faced by Florida short-term rental managers and how to solve them.

Who this guide is for:

This guide is designed for current or prospective Florida short-term rental hosts listing on vacation rental booking platforms like Airbnb and Vrbo, Florida vacation rental owners, short-term rental investors evaluating opportunities in Florida and short-term rental specialists advising short-term rental property owners on compliance. Whatever your angle, you’ll find specific regulatory guidance and actionable requirements for short-term rental business in Florida.

Why this matters:

Although Florida does not impose a statewide ban on vacation rentals, non-compliance can still lead to fines, license denials, tax penalties or HOA enforcement. Any short-term rental property owner who fails to follow both state and local short-term rental laws could face serious legal and financial consequences, including violations issued by local governments or reviews by the Florida Department of Revenue. Understanding how to comply protects your investment, supports stable rental income and ensures your short-term rental activity aligns with Florida law.

What you’ll learn:

• Florida's definition of a short-term rental and how local rules affect your business

• The state licensing process and license types and fees

• Rules for property safety

• A breakdown of tax obligations

• Common challenges and how to handle them

Understanding Florida’s Short-Term Rental Legal Framework

State definition and scope

Under Florida law, Chapter 509 of the Florida Statutes governing short-term rentals define these accommodations broadly. Properties rented for fewer than 30 days — or for one calendar month — more than three times per year fall under the category of short-term vacation rental activity and must comply with both state and local requirements. This includes residential properties such as single-family homes, condos, duplexes or even collectively owned single family dwellings when used for transient lodging, a.k.a. short-term vacation rental.

These properties, once offered as short-term rentals, require specific licensing, adherence to zoning provisions, compliance with short-term rental laws and payment of taxes such as the statewide transient rental tax, the local transient rental tax and the county tourist development tax where applicable.

Florida also distinguishes between traditional homes and vacation rental condominiums, ensuring that condo units operating as short-term rentals follow the same obligations as other dwellings. A vacation rental certificate may also be required depending on the jurisdiction.

Role of local regulation

While state statutes create a foundational framework for short-term rentals, local authorities hold significant control. Counties and municipalities have the ability to:

• Establish zoning boundaries

• Determine whether a primary residence may serve as an short-term rental

• Define the relationship between short-term rental owners and neighborhood rules

• Require short-term rental registration

• Appoint a mandatory local contact person or responsible party

• Impose minimum night-stay restrictions

• Enforce nuisance, parking, noise and occupancy controls

These powers mean that Florida short-term rentals must comply not only with state statutes but also with geographic-specific regulations. A city may permit short-term rentals in tourist-friendly corridors while prohibiting them in neighborhoods dominated by primary residence homeowners.

Some areas even implement versions of local option transient rental rules, which influence how fees, taxes or local permissions apply. Hosts must also understand the boundaries of their short-term rental business, especially in places with stricter short-term rental laws.

Because every jurisdiction interprets the authority to regulate vacation rentals differently, hosts must check their exact location’s short-term rental regulations to avoid penalties.

Licensing Requirements and Application Process

State licensing via DBPR

Any host operating short-term rentals in the State of Florida must understand how licensing works under the oversight of the Florida Department of Business & Professional Regulation (DBPR), which manages lodging businesses statewide. If a property is rented more than three times per year for periods under 30 days, it typically falls under the category of a vacation rental property or a short-term vacation rental that requires licensing through the state's business and professional regulation agency.

Licensing for Florida short-term rentals occurs under two primary classifications:

1. Vacation rental – Dwelling license This applies to houses, duplexes, triplexes and other multi-unit homes offered as vacation rentals or transient lodging. Any property owner offering these homes for regular short stays will require this license unless a local exemption applies.

2. Vacation Rental – Condominium license Created specifically for condo units or vacation rental condominiums, this permits short-term rental activity within a single condo unit or multiple units within the same building.

Certain municipalities may additionally require a local vacation rental certificate before a host may operate. In these cases, a responsible party or local contact person must be designated for compliance.

Application requirements

To comply with licensing obligations, short-term rental property owners must submit documentation verifying safety, ownership and operational readiness. This may include:

• Property address: Provide the address of your rental property along with your own home address.

• Property type: Determine whether your rental falls under the category of a condominium or a stand-alone dwelling. Each has its own application process, so review the requirements carefully before submitting your application.

• Building Classification: If your rental is part of a multi-unit building, you’ll need to indicate its category:

o Single License: Covers a single-family home, townhouse or one or more units within the same building that are owned and operated by an individual or entity that isn’t a licensed agent.

o Group License: Available to licensed agents and applies to all units within a single building or multiple buildings within a single complex.

o Collective License: For licensed agents managing multiple houses or units across different locations. This license can cover up to 75 units but is limited to properties within the same county or district.

Florida allows vacation rental operators to apply online, simplifying the process for both individual hosts and larger operators who oversee multiple short-term rental properties. Applications are usually processed within 1-2 business days, and the digital license is emailed after approval.

Documents required for your short-term rental license application

No matter which business structure you choose, there are a few key documents you’ll need to have ready when applying for your short-term rental license. These may include:

• Florida DBPR online account

• Florida DOR registration

• Federal EIN

• Social Security Number (SSN) or Individual Taxpayer Identification Number (ITIN)

• Certificate of balcony inspection

• Certificate of internal inspection

• County tax registration

• Personal ID

• Proof of property ownership

• Site plan

• Parking plan

• Proof of payment of fees

Investors need to make sure that they have all necessary documents before applying for a license in order to avoid delays or rejections

Fees and costs

The cost of your DBPR license depends on factors like the number of units you’re renting and the county where your property is located. These fees can be calculated and paid online through the DBPR website.

Some costs are:

Application fees: $50 for a new application.

Hospitality education program (HEP) fee: $10.

License fee: This depends on the type of property and the number of units:

• For a single rental unit, the full-year license fee is $170.

• For properties with 2–25 units, the fee increases to $180.

Getting your short-term rental license in Florida is typically a straightforward process. However, operating without one can result in penalties — a first violation could cost you up to $500.

Renewal and ongoing obligations

Licenses for vacation rentals and short-term rentals must be renewed annually. Operators must maintain updated safety records, ensure that occupancy rules are communicated to guests and remain current with tax filings, including the business tax receipt required in many counties.

Additionally, some jurisdictions require ongoing compliance checks, on-site inspections or updated submissions for a vacation rental certificate to remain valid. These rules are especially important in tourist-heavy areas where enforcement is stricter and where local governments monitor nuisance complaints closely.

The Florida short-term rental license renewing process is typically straightforward. Most of the process can be done online, making it easy to update your information and handle the renewal quickly.

To get started, head over to the Florida Division of Corporations website and submit your business’s annual report. You’ll also need to pay a renewal fee, which can range from $25 to over $400, depending on the type of business structure you have.

The annual renewal date depends on the region your short-term rental is located in and is as follows:

• District 1 (Miami): October 1

• District 2 (Fort Lauderdale): December 1

• District 3 (Tampa): Ferbuary 1

• District 4 (Orlando): April 1

• District 5 (Jacksonville): June 1

• District 6 (Panama City): June 1

• District 7 (Fort Myers): December 1

Staying on top of your license renewal each year ensures your short-term rental business can keep running smoothly without interruptions. Renewals can be done online and do not require any additional information. The fees include the $10 HEP fee + the full-year or half-year license fee mentioned above.

Operational Rules and Compliance Standards

Safety and property standards

Once licensed, a short-term rental property owner or vacation rental manager must meet Florida’s operational safety standards. Requirements include:

• Fire extinguishers and smoke alarms

• Clearly posted address numbers

• Balcony inspections: If your property is in a building that’s three or more stories tall or has balconies 17 feet or higher above ground level, you’ll need to complete a safety inspection. A certified inspector must assess the balconies and provide a signed DBPR HR-7020 certification

• Pool safety barriers

• Emergency exit signage for multi-unit buildings

• Human trafficking awareness training: In line with legislation passed in 2019, short-term rental operators in Florida must ensure that employees working in housekeeping, reception or front desk roles complete mandatory annual human trafficking awareness training. It’s also a good idea to extend this training to other staff who interact with guests, such as concierge or valet personnel, to foster a safer environment.

These measures protect guests and reduce liability exposure. Even platforms such as Airbnb expect compliance with these baseline safety standards to maintain active listings within the short-term rental market.

Zoning, HOA, lease and occupancy restrictions

Although the state sets general requirements, zoning rules are primarily established by local governments. A city may restrict short-term rentals to certain commercial corridors or tourist districts while prohibiting them in quiet residential areas. These zoning conditions apply whether a property is a condo, single-family home or a vacation rental property used occasionally.

Additionally:

• If the short-term rental host is not the owner, the lease must allow subletting.

• Homeowners associations (HOAs) may prohibit or limit short-term rentals.

• Some areas allow short-term rentals only when the home is a primary residence.

• Certain communities require a designated responsible party within close proximity to respond to issues.

Condo associations also enforce rules defining Florida's definition of acceptable transient use, which may differ from municipal or state guidelines.

Minimum stay requirements and frequency rules

Many jurisdictions implement minimum-night requirements ranging from 3 to 7 nights. Some counties introduce local option transient rental frameworks to structure fees, approvals or reporting processes. These can affect how hosts in those regions manage their short-term rental business, especially for seasonal operations or high-turnover areas.

Some cities also limit how many short-term rental stays are permitted annually or require the vacation rental owner to occupy the property for part of the year. In other areas, vacation rentals remain fully permitted for Florida short-term rental owners, provided they meet all tax and regulatory obligations.

Tax Obligations and Financial Requirements

Florida may be known for not having personal income tax, but that doesn't mean other taxes don't apply, especially when operating a short-term rental business. On average, you can expect to pay more than 10% of your rental income back to the state and your local county in taxes.

From federal requirements to state and local taxes, understanding what’s expected can help you stay compliant and maximize your earnings.

Federal tax guidelines

Your property is considered a short-term rental for federal tax purposes if:

• You rent it out for at least 14 days in a year.

• You use the property for personal stays no more than 14 days annually — or less than 10% of the total days it’s rented.

Meeting these criteria opens the door to several tax benefits, including deductions for:

• Repairs and maintenance

• Insurance premiums

• State and local taxes, such as Florida’s transient rental tax (more on that in a moment!)

• Utilities like water, gas and electricity

• Supplies, from linens and towels to kitchenware or pool toys

• Professional fees, including legal and accounting services

To make the most of these deductions, it’s smart to work with a qualified accountant. And remember — save your receipts! They’ll help you track deductible expenses when it’s time to file your taxes.

State sales tax

All short-term rentals must collect state sales tax, currently set at 6%. This tax applies to the total rental charges and is overseen by the Florida department of revenue, which also administers the discretionary sales surtax added by many counties.

Local transient rental tax

Under Florida Statute 212.03, all short-term rental properties in the state are subject to a transient rental tax. This tax is set at 6%, matching the state’s sales tax rate and applies to the rent collected from guests. As a short-term rental owner, you’re responsible for collecting and remitting this tax to the state.

That said, there are specific scenarios where this 6% transient rental tax can be waived:

• Long-term stays: If you rent your property to a single tenant or group for more than six months, it’s no longer considered a short-term rental under Florida law.

• Military and veteran renters: Rentals to active-duty service members or military veterans are exempt.

• Full-time students: If your guest is enrolled in postsecondary education full-time, this tax doesn’t apply.

For exemptions like the latter two, it’s important to request proper documentation. For instance, you can ask for a student’s enrollment letter from their college or university or official military orders to confirm eligibility. Keeping these details in mind ensures you stay compliant while taking advantage of any available tax breaks.

Discretionary sales surtax

On top of the transient rental tax, Florida counties may impose an additional discretionary sales surtax, typically ranging from 0.5% to 1.5%. This tax applies to short-term rentals of less than 182 days and includes fees like cleaning or reservation costs.

Local option transient rental taxes

In addition to the statewide transient rental tax and the discretionary sales surtax, counties in Florida can impose their own local option transient rental taxes on short-term rental properties. Known as the local option transient rental tax, this includes the County Tourist Development Tax, which varies depending on the county. The local transient rental tax rates can vary widely across Florida. Counties like Broward, home to Fort Lauderdale and Duval, where Jacksonville is located, have some of the highest rates, matching the state’s 6%. On the other hand, smaller counties like Calhoun and Lafayette, each with populations under 15,000, don’t impose this tax at all.

To stay compliant, it’s essential to track the tax rates for the county where your short-term rental is located. Equally important is knowing where and how to make your payments.

In most cases, you’ll pay local transient rental taxes directly to the county. However, about 20 counties, including Bradford and Washington, require these payments to go through Florida’s Department of Revenue. Make sure to check the rules for your specific county to avoid any hiccups.

Common Challenges and Solutions

Challenge 1: Patchwork of local regulations

Florida’s diverse counties and municipalities enforce unique zoning requirements, operational standards and neighborhood rules surrounding short-term rentals. One city may require specific permits, minimum stays or occupancy limits, while another may rely on noise ordinances or parking restrictions to govern vacation rentals and rental property usage. Because many local governments apply their own variations of short-term rental laws, a host managing Florida short-term rentals must carefully review guidelines within the property’s jurisdiction.

Solution:

Before listing a home, condo or primary residence, consult the official city or county website for the most current requirements. When operating a larger short-term rental business, consider consulting legal specialists or compliance-focused property managers familiar with state and local short-term rental laws in the region. They can provide interpretation of both zoning rules and local short-term rental enforcement priorities.

Challenge 2: Lease, subletting and HOA restrictions

Tenants who try to operate short-term rentals without explicit lease approval risk eviction or legal disputes. Similarly, HOAs and condo boards may restrict or prohibit short-term rental properties or impose additional screening measures. This especially affects vacation rental condominiums, where boards often regulate building access, guest behavior, and short-term rental rules governing transient use.

Solution:

Review all lease documents and HOA bylaws before establishing a vacation rental business. Many communities require a designated responsible party, compliance with parking limits and documented approval before hosting guests. Save written communication with landlords or HOA boards to avoid complications later.

Challenge 3: Insurance and liability gaps

Standard homeowners insurance often excludes incidents that occur during paid guest stays. Hosts operating short-term rentals could face major liability gaps if relying solely on platform-provided protection. Issues related to pools, balconies or unattended hazards can expose a property owner to significant risk.

Solution:

Secure short-term rental-specific insurance that explicitly covers guest stays, liability, property damage and business interruptions. These policies provide essential protection for short-term rental property owners and anyone relying on ongoing rental income from their rental property.

Penalties and Enforcement Actions

Although Florida maintains a favorable environment for vacation rentals, enforcement remains active across cities and counties. Common penalties include:

• Fines for operating without proper licensing or failing to renew a vacation rental license

• Local citations for zoning violations, noise complaints or exceeding occupancy limits

• Tax penalties for failing to collect sales tax, the business tax receipt, the local option transient rental or the discretionary sales surtax

• Denial or revocation of a vacation rental business certificate

• Additional scrutiny from Florida Department of Revenue for unpaid taxes

Municipalities may also issue cease-and-desist orders requiring hosts to convert to long-term leasing, especially when short-term rental activity violates local zoning restrictions or exceeds limits for Florida vacation rental operations.

Conclusion and Next Steps

Florida remains one of the most active destinations for vacation rentals, attracting investors, travelers and long-term hosts. However, operating legally requires a careful approach. Anyone earning rental income from Florida short-term rentals or managing multiple short-term rental properties must follow the statutes, licensing rules and tax obligations that define the state's short-term rental market.

To get started:

1. Confirm licensing requirements: Determine the type of license your short-term rental property requires

2. Review local short-term rental rules: Understand zoning, HOA rules and short-term rental laws specific to your jurisdiction. This includes occupancy limits, parking requirements and local restrictions on using a primary residence for transient lodging.

3. Meet all tax obligations: Register with the Florida Department of Revenue and verify the requirements for collecting the tourist development tax, county tourist development tax and any discretionary sales surtax. Even when platforms assist with tax collection, hosts remain responsible for completing all filings.

4. Ensure proper insurance coverage: Obtain short-term rental-specific coverage that protects your rental property during guest stays.

5. Monitor legal updates: Compliance requirements evolve. Changes in Florida Airbnb laws, city ordinances or updates to short-term rental laws can alter how a vacation rental owner or host must operate in the State of Florida. Stay informed to protect your long-term investment.

By staying compliant and understanding how to operate within Florida’s regulatory structure, short-term vacation rental hosts can run a stable, responsible and profitable operation — even as short-term rentals continue to grow and attract new participants throughout the state.

Additional Resources

To ensure full compliance, hosts should consult the official sources that govern Florida's short-term rental industry. Key resources include Chapter 509 of the Florida Statutes for legal definitions, the Florida Department of Business & Professional Regulation (DBPR) for licensing applications and renewals and the Florida Department of Revenue (DOR) for tax registration and payment. Since many rules are specific to location, it is also essential to check your local city and county government websites for zoning, permit and operational requirements.

FAQs

What defines a short-term rental in Florida?

Under Florida law, a property is considered a short-term rental if it is rented for less than 30 days (or one calendar month) more than three times a year. This applies to various residential properties like single-family homes, condos and duplexes used for transient lodging.

Do I need a state license to operate a short-term rental in Florida?

Yes, if you rent your property more than three times per year for periods under 30 days, you must obtain a license from the Florida Department of Business & Professional Regulation (DBPR). There are two main license types: "Vacation rental – Dwelling license" for houses and multi-unit homes, and "Vacation Rental – Condominium license" for condo units.

Can my city or county have different rules than the state?

Yes, local authorities have significant control over short-term rentals. Municipalities and counties can establish their own rules regarding zoning, minimum stay requirements, parking, noise and occupancy limits. They can also require a separate local registration or permit, so it is crucial to check the specific regulations for your property's location.

What are the ongoing requirements for maintaining my Florida short-term rental license?

Licenses must be renewed annually. The renewal process involves submitting your business's annual report online, paying a renewal fee and staying current with tax filings. The specific renewal date depends on the district where your property is located. Additionally, some jurisdictions may require ongoing compliance checks or on-site inspections.

What happens if I operate a short-term rental without the proper license or don't follow the rules?

Non-compliance can lead to serious legal and financial consequences. Penalties may include fines for operating without a license (up to $500 for a first violation), citations for violating local ordinances like noise or occupancy limits, tax penalties for failing to collect and remit taxes and the potential revocation of your rental certificate.